||FYI||*****(STANDARD COMMENT) REVISION:
Scope of Revision: addition of access control systems.
Date of Revision:5.28.13|
||Attention||From: Doug Carr [mailto:Doug@jwnakai.com]
Sent: Wednesday, May 15, 2013 5:21 PM
Cc: Bryan Beamer
Subject: Bethesda ViewPointe - 3rd floor dining
Bethesda stated that you had a question in regards to the size of the 3rd floor dining room and being under the 50 occupants?
I meant to discuss this with you this afternoon when I was there reviewing KKTV with you.
That seating area of that is approx.. 715 SF/15 which would put the occupant load at 48 occupants. However, their actual occupant load is much less than that, they have a max. of 28 occupants for residents that they can seat at any given time. So the calculated load meets the requirement for being under the 50 occupants and the actual load is much less than that.
Let me know if you need something on this from us and we can get that for you or if you have any further questions in regards to this.
James W. Nakai & Assoc.
105 E. Moreno Ave., Ste 102
Colorado Springs, Co. 80903
Tele: (719) 635-2142
Mobile: (719) 337-2203
||E-Mail||From: Doug Carr [mailto:Doug@jwnakai.com]
Sent: Wednesday, April 17, 2013 3:24 PM
To: Withee, Doreen E
Subject: RE: 555 Rockrimmon - ViewPoint - Plan 61914 Splice
So with the 2009 IBC and now with the building being sprinklered, the old layout of the building that broke this building into 5 separate buildings is obsolete.
So this was re-evaluated and based on the new code and sprinklers, we are able to divide the building into 2 buildings.
It really doesn't mean much for IBC or IFC, but in regards to NFPA, it helped us obtain the necessary smoke compartments without having to revise a lot of the structural system of the building.
When the building was built, 5' corridors were used. There is now a requirement for a pair of opposite swing 3' doors at the location of the smoke compartments , well that doesn't work in 5' corridors. And of course, the corridor walls are bearing walls. So originally because the same wall was being used for a smoke compartment as it was for a fire wall, we had to offset the structure of the bearing walls to accommodate the opposite swing doors.
So that is when I went into RBD, met with Jay, Michael, and Roger to see what options there were. They came up with this idea of reducing the amount of building fire walls and making them only smoke compartment walls, which don't have to stack vertically, they can be offset if needed.
So that is what this splice is doing, it is accommodating the requirements by the NFPA that the State of Co. needs as well as complying with the IBC requirements.
If you would like, I would be happy to come down and review with you. It is a little confusing at first understanding what the concept is.
James W. Nakai & Assoc.
520 E. Colorado Ave.
Colorado Springs, Co. 80903
Tele: (719) 635-2142
|FYI||*****(STANDARD COMMENT) REVISION:
Revision Sequence: 1
Scope of Revision: change in firewalls - reducing number of fire walls and number of buildings from 5 to 2. former fire wall locations are not considered smoke partitions - no change in fire code requirements.
Date of Revision: 4.8.13|
||FYI||*****(STANDARD COMMENT 1) This project is: Viewpointe Bethesda Senior Living Center 555 S Rockrimmon Bd Change of Occupancy/remodel
Date of Plans: 10/20/11
You can access our web site for the latest fire department plan review comments:
1. From www.pprbd.org, select PLAN REVIEW then FIND PLANS next COLORADO SPRINGS
2. Scroll down to the correct address. You may then select APPROVED/DISAPPROVED to view comments associated with that particular project.
|FYI||(STANDARD COMMENT) CHANGE OF USE/OCCUPANCY
It appears this project is a change of use or occupancy for this building. As such, the builfing must meet the current adopted fire code for its new use/occupancy.|
Fire sprinkler system must be in compliance with NFPA 13
Fire alarm must be evaluated to be in compliance with requirements for an I-1 Occupancy.
Please have qualified, licensed systems contractors come in to evaluate these systems and advise on required changes.|
|FYI||(STANDARD COMMENT) FIRE EXTINGUISHERS
Fire Extinguishers shall be provided in accordance with Section 906 of the 2009 IFC.
Install extinguishers in highly visible and accessible locations, never in a dead-end area, and always try to place them near an exit pathway or at an exit(s). Mount 4" off floor to a maximum of 5 ft. to the top of the fire ext. (HINT: About waist high is perfect.) "FIRE EXTINGUISHER" signs may need to be posted to properly identify where the units are located if they're not highly visible.
|Attention||(STANDARD COMMENT) EXIT SIGNS AND EMERGENCY LIGHTING:
Exit Signs and Emergency Lighting shall be in compliance with the adopted building and fire code.
Paths of egress will be verified to be compliant, even if they are beyond the scope of work. If your scope of work impacts the means of egress, i.e. a new conference room - the path of egress beyond that scope of work will be verified to make sure occupants can safely egress the building.
Since these plans do not indicated location of existing EXIT signs and emergency lights (and not many emergency lights in construction areas) we are unable to approve or disapprove their installation.
PLEASE BE AWARE that the inspector will require them to be in compliance as far as placement and operation (back-up power) before final sign off.|
|Attention||(STANDARD COMMENT) LOCKING HARDWARE:
All locking and latching devices shall comply with the requirements of the adopted building and fire code.
In areas where locking devices are necessary for restraint, please insure they are in compliance with 1008.1.8 or additional locking sections of IBC and IFC.|
|FYI||(STANDARD COMMENT) FIRE PROTECTION SYSTEM PLANS
Applicable Fire Protection System (fire alarm, fire sprinkler, fixed fire) plans shall be submitted to the CSFD Construction Services office in the Regional Development Center 2880 International Circle.
|Attention||(STANDARD COMMENT 10) INSPECTIONS
Due to the dynamic nature of inspectors schedules, PLEASE call your inspection requests in with ample time to allow scheduling.
When calling, please have your complete CSFD plan review number(s) ready for each inspection request.
( i.e. 20001234 - HM -2 or 20000012 - CN - 1)
The CSFD Approved sets of plans are to be on site for all inspections.|
|Attention||(STANDARD COMMENT) CDD - SCHEDULING INSPECTIONS:
Your assigned Inspector is Chris Drone. You may contact him at 719-385-7347 to schedule all construction related inspection activities.|
|FYI||(STANDARD COMMENT) REVIEWS
Colorado Springs Fire Department construction reviews are based upon information provided on the drawings and/or the attached reference material. Issues or features that are not presented within the construction documents are assumed to be complaint with applicable codes/standards. It is the responsibility of the building owner to ensure that minimum code requirements are met as established by the Authority Having Jurisdiction, whether or not the requirements are specifically indicated on the submitted construction documents.
The CSFD has reviewed the submittal in accordance with the adopted fire code requirements, CSFD local amendments, City Code Standards, and applicable NFPA Standards. All plan review comments are subject to final on-site field inspections, and testing by the CSFD. Review and approval by the CSFD shall not relieve the applicant of the responsibility of compliance with the International Fire Code.
|FYI||(STANDARD COMMENT) PERMITS
Insure all applicable permits are obtained from the Regional Building Department and the Colorado Springs Fire Department for the work that is being done at this site.